Superstrike Ltd vs Marino Rodrigues and Tenancy Deposits

LettingFocus.com brings you news of a rather idiotic court case and a judge’s decision that has wide implications for tenancy deposits.

You may have read about a recent legal judgment in a case relating to tenancy deposit schemes which is now causing chaos and confusion for all landlords who have taken a deposit and also for those who have not taken a deposit because they did not think they needed to.

The case is that of Superstrike Ltd vs Marino Rodrigues.

The tenancy, which was an assured shorthold tenancy, began in January 2007, before the 6 April 2007 introduction of tenancy deposit protection in England and Wales. The tenancy persisted, on a statutory period basis, without renewal or changes from January 2008. No deposit was ever protected in relation to this tenancy, as it was received prior to this becoming a requirement and a Section 21 notice was served in June 2011 to end the periodic tenancy.

 

The rather silly and confusing judgement was as follows:

 

1. That a statutory periodic tenancy is a new and distinct tenancy, not a continuation of the tenant’s previous status.

 

2. The legal position was that the deposit held by the landlord at the end of the fixed term was deemed to have been received in relation to the periodic tenancy in January 200. As it was received in January 2008, after the introduction of TDP, it should have been protected. As the landlord did not comply with Section 213 of the Housing Act 2004, they did not have the right to serve a Section 21. This rules the Section 21 invalid.

According to the National Landlords Association (NLA):

1. The ruling does not apply to any deposits taken after 6 April 2007. In other words it does not introduce a requirement to re-protect deposits held lawfully in accordance with a TDP scheme’s rules when a tenancy becomes periodic.

 

2. The ruling does not look into financial sanctions; this case only focused on whether the landlord’s Section 21 notice was valid.

 

3. The ruling does not look into the need to provide prescribed information.

Implications

Well, if you have any assured shorthold tenancies which began pre-6 April 2007 and became periodic after 6 April 2007, for which you hold a deposit which was not protected, you may not be able to issue a Section 21 notice.

If you do not have any tenancies which match this description, this judgement should have no impact on you whatsoever. Depending on the TDP scheme used, you may receive correspondence in the near future asking you to confirm the status of tenancies for which the fixed term has ended but a request to unprotect the deposit has not been received.

Likewise, in the future you may be asked to let the scheme provider know when tenancies become periodic.

If I have pre-2007 tenancies like this, what should I do?

There is no simple answer to that question. Due to the nature of appeals, only the exact circumstances of the particular case in question are examined. According to the NLA, the two ways to mitigate the risk of being caught out by this precedent are:

1. Return the deposit. This should remove the risk of a future Section 21 being deemed invalid and is implied by the judgement. However, Justice Lloyd deliberately reserves judgement on this matter. (Judges like to leave some grey areas for lawyers to pick over and, of course, charge fees for.)

  1. Protect the deposit. Likewise this should show intention to comply with the law and remove the risk. However, given the recent amendment to Section 215 of the Housing Act 2004, this may not be sufficient to avoid sanctions. Only a further legal case could determine this. (More work for the legals!)

Wait and See

According to the NLA, there is a third option available to landlords affected, which is not intended to mitigate risk and may not be advisable, but could be a valid course none the less, and that is: ‘wait and see’

It is entirely possible that this case will be taken to the Supreme Court, which could overturn the judgement. The NLA has said it is keen to speak to the landlord in this case and is seeking legal advice to determine what options may be available to challenge the decision.

Furthermore, the NLA has said “We are keen to impress upon ministers at DCLG that it has a responsibility to regain control over this legislation and should act swiftly to amend the Housing Act 2004 to remove this uncertainty – in the same way it did in 2011 following the Tiensia case.”

I prefer the wait and see approach for the one tenancy I have that is affected.

I have a great relationship with the tenant in that property and he is leaving soon anyway. But if you have a tenant who is litigious and is a pain in the neck, you may prefer preventative action and protect the deposit.

But what a total shambles – and what an idiotic judgment that goes against all logic and common sense. After all, how can a tenancy that is allowed to “run on” at the end of a fixed tenancy to become a periodic tenancy, be a “new tenancy”?

ABOUT LETTINGFOCUS

Services to Businesses and the Public Sector

We advise a range of organisations including banks, building societies, local authorities, social housing providers, institutional investors and insurers.

We help them develop and improve their services and products for private landlords.

We also write for property portals, speak at property events and we are regularly quoted by the media.

Services for Private Landlords

 

We help landlords and property investors by showing them how to make money in the private rented sector using ways which are fair to tenants and which involve minimal risk.

HOME PAGE OF THIS BLOG: Blog

THE HOME PAGE OF THE MAIN SITE: http://www.LettingFocus.com

For general information on our CONSULTING SERVICES and also to find a small sample of links to where our comments have been featured in the National Press: Consultancy and Seminars

For ONE TO ONE PRIVATE CONSULTANCY FOR PRIVATE LANDLORDS: Property Advice

 

CLIENT TESTIMONIALS – from both organisations and private landlords: Testimonials

 

BUY “SUCCESSFUL PROPERTY LETTING”

Our book is the highest selling personal finance and property book in the UK. Click here to Find Out More and Buy it.

If you are from an organisation and would like to bulk buy, please ask us for special rates.

TO JOIN OUR FREE NEWSLETTER Mailing which goes to over 3,500 people (as at Jan 2013) just send an email to [email protected]

We do not spam or sell our mailing list to advertisers, though we occasionally mail landlords about good products from third parties. Please put us on your “white list” to ensure you receive our emails.

OFFERS ON PRODUCTS FOR LANDLORDS and TO ADVERTISE YOUR PRODUCTS to LANDLORDS: Landlords Resources

PERUSE LAST TEN BLOGS BY GETTING THE RSS FEED: Click Here

NEXT SEMINAR EVENTS FOR LANDLORDS: Landlord and Property Letting Seminar

Copyright of Blog: David Lawrenson 2013. Please link to us here or quote us. We actively pursue copyright infringements. The blog is updated roughly once a week.

TWITTER PAGE My thoughts on property, personal finance, plus a lot of other random things: Twitter

LINK TO THIS BLOG OR TO OUR WEBSITE